EXHIBIT 10.1










                                 LEASE AGREEMENT

                                     between

                         ONE TURNBERRY PLACE ASSOCIATES,
                          a Florida general partnership

                                    LANDLORD,

                                       and

                    MEDICAL MAKEOVER CORP. OF AMERICA, INC.,
                             a Florida corporation,

                                     TENANT











<PAGE>


                                 INDEX TO LEASE


Paragraph     Caption                                                       Page

1.    PREMISES AND TERM........................................................4
2.    BASE RENTAL ADJUSTMENT...................................................5
3.    OPERATING EXPENSES.......................................................5
4.    ALL PAYMENTS DEEMED RENT................................................11
5.    USE.....................................................................11
6.    UNUSUAL EQUIPMENT.......................................................12
7.    TENANT TO TAKE GOOD CARE OF PREMISES....................................12
8.    COMPLIANCE WITH DIRECTIVES OF AUTHORITIES...............................12
9.    ALTERATIONS AND IMPROVEMENTS............................................12
10.   INSPECTION, EXAMINATION AND ENTRY.......................................13
11.   NO LIABILITY............................................................13
12.   DAMAGE BY FIRE OR OTHER CASUALTY........................................13
13.   CONDEMNATION............................................................14
14.   NO ABATEMENT............................................................15
15.   SERVICES................................................................15
16.   ABANDONMENT.............................................................16
17.   DEFAULT AND REMEDIES....................................................16
18.   ASSIGNMENT OR SUB-LETTING OF TENANT'S INTEREST..........................19
19.   COLLECTION OF RENT FROM OTHERS..........................................20
20.   INFORMATION AS TO SUB-TENANTS...........................................20
21.   RELOCATION..............................................................20
22.   RIGHT OF LANDLORD TO USE ENTRANCES,.....................................21
      ETC. AND TO CHANGE SAME.................................................21
23.   ATTORNEYS' FEES.........................................................21
24.   EXAMINATION OF PREMISES AND NO ORAL REPRESENTATION......................21
25.   SUBORDINATION...........................................................21
26.   HOLDING OVER............................................................22
27.   CERTIFICATE BY TENANT...................................................22
28.   REMEDIES CUMULATIVE.....................................................22
29.   NO WAIVER OF PERFORMANCE................................................23
30.   AGREEMENT TO INDEMNIFY..................................................23
31.   NOTICES.................................................................24
32.   SURRENDER AT EXPIRATION OF THE TERM.....................................24
33.   RULES AND REGULATIONS...................................................24
34.   SIGNS...................................................................24
35.   IMPROVEMENTS BY TENANT..................................................25
36.   IMPROVEMENT OF THE DEMISED PREMISES.....................................25
37.   LANDLORD'S INTEREST NOT SUBJECT TO
      MECHANICS LIENS AND REMOVAL OF LIENS....................................25
38.   SECURITY................................................................26
39.   QUIET POSSESSION AND OTHER COVENANTS....................................27
40.   COMMON AREAS............................................................27
41.   BROKER..................................................................27
42.   TRANSFER BY LANDLORD....................................................28
43.   TIME....................................................................28
44.   COPIES OF LEASE.........................................................28
45.   SUCCESSORS..............................................................28
46.   CONSTRUCTION, APPLICABLE LAW............................................28
47.   JOINDERS................................................................28
48.   ENTIRE AGREEMENT........................................................28
49.   TYPEWRITTEN AND HANDWRITTEN PROVISIONS..................................29
50.   TENDER AND DELIVERY OF LEASE INSTRUMENT.................................29
51.   NO PARTNERSHIP..........................................................29
52.   PARKING.................................................................29
53.   LEASE NOT TO BE RECORDED................................................30
54.   MISCELLANEOUS...........................................................30
55.   EXHIBITS. . . . . ......................................................30

         EXHIBIT "A" - Net Rentable Area and Common
                       Area Definitions

         EXHIBIT "B" - Plans

         EXHIBIT "C" - Rules and Regulations

                       Security Deposit Receipt

<PAGE>


                                 LEASE AGREEMENT




     THIS LEASE AGREEMENT  ("Lease") made and entered into between One Turnberry
Place  Associates,  a Florida  general  partnership  ("Landlord"),  and  Medical
Makeover Corp. of America, Inc., a Florida corporation ("Tenant").



                              W I T N E S S E T H:
                              --------------------

1.   PREMISES AND TERM

     (a) Demised  Premises.  Landlord  hereby demises and lets unto Tenant,  and
Tenant hereby hires and takes from Landlord  subject to the terms and conditions
hereof the premises  outlined on the Plan(s)  attached  hereto as Exhibit "A" on
the 4th  Floor,  Suite  403  (the  "Premises",  "Demised  Premises"  or  "Leased
Premises"),  in the  project  known  as One  Turnberry  Place  located  at 19495
Biscayne  Boulevard,   Aventura,   Florida  33180,  Dade  County,  Florida  (the
"Building")  comprising of approximately  1,151 square feet of Net Rentable Area
(the  rentable  area of the Premises and the Building  have been  determined  by
Landlord's architects based on the B.O.M.A.  method, as described in Exhibit "B"
attached hereto and made a part hereof).

     (b) Term. Subject to and upon the terms and conditions set forth herein, or
in any exhibit or addendum hereto, this Lease shall continue in force for a term
of thirty-six (36) months,  beginning three (3) business days following the date
Landlord delivers the Demised Premises to Tenant(the "Commencement Date").

     In the event the Leased  Premises  should not be ready for occupancy by the
Commencement  Date, for any reason,  Landlord shall not be liable or responsible
for any claims,  damages or  liabilities  in  connection  therewith or by reason
thereof,  and the term of the Lease  shall  commence at the time that the Leased
Premises  are ready for  occupancy  by Tenant,  as agreed upon by  Landlord  and
Tenant or as certified by Landlord's Architect in the absence of such agreement.
Landlord  and  Tenant  will,  at  the  written  request  of  either,  execute  a
declaration specifying the specific beginning date of the term of this Lease and
the expiration date of the term of this Lease.

     (c) Base Rent.  Rent shall be payable  annually in the amount of Twenty and
00/100 Dollars  ($20.00),  times the Net Rentable Area of the Premises in lawful
money of the United  States  (the "Base  Rent" or "Base  Rental")  which  Tenant
covenants to pay to Landlord at its principal  office,  or that of its agent, or
at  any  other  place  designated  in  writing  by  Landlord  in  equal  monthly
installments   of  One  Thousand  Nine  Hundred   Eighteen  and  33/100  Dollars
($1,918.33)  in advance on the first day of each and every month during the said
term, as the same may be adjusted  under the terms of Paragraph 2 of this Lease.
If the Commencement Date and the Tenant's  obligation to pay Rent begin on a day
other than the first day of a month,  then the term of the Lease shall  commence
on the first day of the following  month. The Tenant shall pay the Base Rent and
any Additional Rent (as defined  herein) for the fractional  month preceding the
first day of the month subsequent to the  Commencement  Date on a per diem basis
(calculated  on the basis of a thirty day month)  payable  when the Tenant takes
occupancy of the  Premises.  Tenant shall pay the Rent herein  provided  without
deduction,  diminution or setoff.  Unpaid Rent and all other payments to be made
by Tenant to Landlord  shall bear interest at the highest  legal rate  permitted
under the Laws of the State of  Florida  from the date due  until  paid.  Tenant
agrees to pay to  Landlord  any sales or use tax or excise tax now or  hereafter
imposed or levied  against  any Rent or any other  charge or  payment  hereafter
required to be made by Tenant by any  governmental  agency  having  jurisdiction
thereover  simultaneously  with the  payment of the Base Rent or  adjusted  Base
Rent.  The land on which the Building is located is  hereinafter  referred to as
the "Land" and which is leased to Landlord pursuant to a ground lease as defined
in Article 39 below. All dimensions are approximate only.  Landlord reserves the
right to change the size,  layout and location of any  buildings or common areas
and  facilities  as well as to reduce or expand the size of the Building  and/or
erect additional buildings upon the Land.

     (d) Late Charge.  If Tenant shall fail to pay any installment of Base Rent,
as  adjusted,  or any item of  additional  rent within five (5)  calendar 1 days
after  the date the same  becomes  due and  payable,  then  Tenant  shall pay to
Landlord  a late  payment  service  charge  (hereinafter  referred  to as  "Late
Charge") covering  administrative  and overhead expenses equal to the greater of
(a) two Hundred Fifty and 00/100  ($250.00) 2, or (b) five cents ($.05) per each
dollar so overdue. The provision herein for the payment of the Late Charge shall
not be construed to extend the date for payment of any sums  required to be paid
by Tenant hereunder or to relieve Tenant of its obligations to pay all such sums
at the time or times herein stipulated.

     (e)  Bounced  Check  Charge.  If Tenant  submits  any check for  payment to
Landlord that is returned from the bank due to non sufficient  funds in Tenant's
bank  account,  Tenant  shall  pay  Landlord  a  bounced  check  service  charge
(hereinafter  referred to as the "Bounced  Check  Charge")  covering  Landlord's
administrative  and  overhead  expenses  equal to Two  Hundred  Fifty and 00/100
Dollars ($250.00) 3.

2.   BASE RENTAL ADJUSTMENT

     (a) The Base Rent provided for in Paragraph 1 shall, at the commencement of
the second lease year, as hereinafter  defined,  and each lease year thereafter,
increase as follows:

        Period             Annual Base Rent        Monthly Base Rent
        ------             ----------------        -----------------
        Months 13-24       $24,171.00              $2,014.25
        Months 25-36       $25,322.00              $2,110.17

     (b) "Lease  Year" as used in this Lease,  shall  mean,  for the first lease
year, a period of twelve (12) consecutive  calendar months from the Commencement
Date, except that if such Commencement Date shall be other than the first day of
a calendar month, the first lease year shall be the period from the Commencement
Date to the end of the  calendar  month  in  which  it  shall  occur,  plus  the
following  twelve  (12)  months.  Each  lease  year  after the first  shall be a
successive period of twelve (12) months.

3.   OPERATING EXPENSES

For the purposes of this Lease:

     (a) The term  "Tenant's  Proportionate  Share" shall be deemed to be 0.83%;
calculated by dividing the Net Rentable Area of the Premises by the Net Rentable
Area of the Building.

     (b) The term  "Operating  Expenses"  shall mean all costs of operation  and
maintenance  of the Land and  Building  (including  Common  Areas as  defined in
Exhibit "B") and the  Premises  and  appurtenances,  as  determined  by standard
accounting  practices and shall include the costs incurred by Landlord for wages
and salaries  paid by Landlord to all persons  engaged in the normal  operation,
maintenance and repair of the Building and Land, including:

          (i)  Social  Security  taxes,   Unemployment  Insurance  taxes,  other
     provisions  imposed  by law and  so-called  "fringe-benefits"  incurred  by
     Landlord under the provisions of any collective bargaining agreement;

          (ii)  repairs to,  replacement  of and  maintenance  of the Land,  the
     Building and its equipment and appurtenances and additions and improvements
     required by law to the extent they are capital  expenditures  which  reduce
     Operating  Expenses;  and  the  cost of  supplies,  materials,  tools,  and
     property maintenance equipment used in connection therewith;

          (iii)  premiums,  deductibles  or  casualty  loss  and  other  charges
     incurred by Landlord  with  respect to  insurance of all kinds which may be
     reasonably  necessary  and which  Landlord  in good  faith  pays and incurs
     relating the Land and Building;

          (iv) costs incurred for fuel or other energy for heating and operating
     the air conditioning system for the Building,  for telephone,  electricity,
     steam,  or power required in connection  with the operation of the Building
     and Land,  including,  but not limited  to,  costs  incurred  in  supplying
     electricity to the Common Areas of the Building, the Premises and the Land;

          (v) costs incurred in connection  with inspection and servicing of the
     Land and Building, its appurtenances and equipment;

          (vi) water  charges and sewer rents not  specifically  paid for by the
     Tenant or other tenants;

          (vii) the cost or portion thereof  properly  allocable to the Building
     (amortized over such reasonable period as Landlord shall determine together
     with interest at two points over the published  prime rate in effect at The
     Bank of New York on December 31 of the then current year on the unamortized
     balance)  of any  capital  improvement  or other  alterations  required  by
     government  regulations or by law intended to reduce the energy consumption
     or other Operating Expenses of the Building;

          (viii) all real or  personal  property  taxes (or  payments in lieu of
     such  taxes),  excises,  levies,  fees,  or charges,  general and  special,
     ordinary and  extraordinary,  unforeseen  as well as foreseen,  of any kind
     which are assessed,  levied,  charged,  confirmed, or imposed by any public
     authority upon the property,  its  operations or the public  authority upon
     the property, its operations or the Rent provided for in this Lease. (It is
     agreed that Tenant will be responsible for ad valorem taxes on its personal
     property  and on the value of Tenant's  leasehold  improvements).  Property
     taxes (both real and  personal)  are  generally  not known until October of
     each year.  For  budgeting  purposes and  determining  the proper amount of
     taxes for  purposes  of  estimating  the  Operating  Expenses  for the next
     calendar the Landlord shall use an estimated  amount based upon one hundred
     ten percent  (110%) of the previous  year's  actual tax bills or such other
     amount as Landlord  may  otherwise  reasonably  determine  appropriate.  An
     adjustment from the estimated  amount to the actual tax bills shall be made
     in the month in which the actual tax bills are received;

          (ix) amounts  reasonably  required by Landlord  necessary to repair or
     replace the various components of the Common Areas (as hereinafter defined)
     including  without  limitation  pavement,  machinery,  equipment  and other
     capital components of the Common Areas;

          (x) professional fees including without limitation, engineering, legal
     and accounting fees; and

          (xi) any other expenses,  direct or indirect,  incurred by Landlord in
     connection  with the  operation,  maintenance  and  repair  of the Land and
     Building or the Premises,  its  appurtenances  and equipment and Landlord's
     fulfilling of its obligations hereunder.

          (xii) management fees which shall be based upon fifteen percent of the
     total Operating Expenses;

          (xiii) janitorial service for the Common Areas and the Premises;

          (xiv) costs associated with maintaining  security for the building and
     Common Areas;

          (xv) costs of window cleaning,  interior plant maintenance,  security,
     energy  management,  elevator  and  service  agreements  for the  Land  and
     Building and the equipment and fixtures  therein and thereon,  and the cost
     of all supplies, signs, directories, materials, tools and equipment used in
     connection therewith;

          (xvi)  charges  payable by Landlord in  connection  with any covenant,
     declaration  or  reciprocal  operating  agreement  affecting  the  Land  or
     Building; and

          (xvii) costs associated with providing valet parking.

     Operating  Expenses  shall be "net"  only,  and for that  purpose  shall be
deemed   reduced  by  the  amounts  of  any   insurance   reimbursement,   other
reimbursement,  recoupment,  payment,  discount,  credit, reduction or allowance
received by Landlord in connection with such Operating Expenses.

     Notwithstanding   anything   contained  herein  and  without  limiting  the
generality  of the  foregoing,  the  following  costs  shall not be  included in
Operating Expenses;

          (i) any leasing commissions;

          (ii)  payments of  principal  and  interest on any  mortgages or other
     encumbrances upon the Building or Land;

          (iii) capital  improvements,  additions or reconstructions  other than
     those intended to reduce the energy consumption or other Operating Expenses
     of the Building or those required by governmental regulation or by law;

          (iv) utilities  furnished  directly to Tenant and paid for directly by
     Tenant or another tenant of the Building;

          (v) additional  suite  maintenance or repairs directly billed and paid
     for by Tenant or another tenant of the Building;

          (vi) depreciation of the Building;

          (vii) expense of operating and  maintaining  Landlord's own offices in
     the Building;

          (viii) other tenants personal property taxes;

          (ix) costs  incurred by Landlord  with  respect to goods and  services
     (including  utilities  sold and  supplied to tenants and  occupants  of the
     Building) to the extent that Landlord is entitled to reimbursement for such
     costs other than through the Operating Expense  pass-through  provisions of
     such tenant leases;

          (x) costs  incurred  by  Landlord  for  repairs,  replacements  and/or
     restoration  to or of the  Building  or  Common  Areas to the  extent  that
     Landlord is reimbursed by insurance or condemnation proceeds or by tenants,
     warrantors or other third persons;

          (xi) costs, including cost of plans, construction, permit, license and
     inspection  costs,  incurred  with  respect to the  installation  of tenant
     improvements  made  for  other  tenants  in the  Building  or  incurred  in
     renovating or otherwise  improving,  decorating,  painting or  redecorating
     vacant space for tenants or other occupants of the Building;

          (xii)  attorney's  fees and  other  costs  and  expenses  incurred  in
     connection  with the  negotiations  or disputes with present or prospective
     tenants or other occupants of the Building other than Tenant;

          (xiii)  costs of a  capital  nature,  including,  without  limitation,
     capital  improvements,   capital  replacements,  capital  repairs,  capital
     equipment and capital tools, all as determined in accordance with generally
     accepted accounting principles, consistently applied;

          (xiv)  brokerage  commissions,   tenant  incentives,   finders'  fees,
     attorneys fees, advertising expenses, entertainment and travel expenses and
     other costs incurred by Landlord in leasing or attempting to lease space in
     the Building;

          (xv)  interest on debt or  amortization  on any  mortgage or mortgages
     encumbering the Building or common areas;

          (xvi) Landlord's general corporate overhead;

          (xvii) rental payments  incurred in leasing air conditioning  systems,
     elevators  or other  equipment  ordinarily  considered  to be of a  capital
     nature, except operating/maintenance  equipment not affixed to the Building
     or common areas which is used in providing janitorial or similar services;

          (xviii) costs of installing  the initial  landscaping  and the initial
     sculpture, paintings and objects of art for the Building and Common Areas;

          (xix) advertising and promotional expenditures;

          (xx) costs incurred to correct any defect in the original construction
     of the Building or Common Areas;

          (xxi) repairs,  alterations,  additions,  improvements or replacements
     made  to  rectify  or  correct  any  defect  in the  design,  materials  or
     workmanship of the Building or Common Areas;

          (xxii) repairs or replacements  covered by warranties or guaranties to
     the extent of service or payment thereunder;

          (xxiii)  damage and  repairs of a capital  nature to the Common  Areas
     attributable  to  condemnation,  fire or other  casualty,  and  damage  and
     repairs  of a  non-capital  nature  to the  Common  Areas  attributable  to
     condemnation,  fire or other  casualty to the extent of awards or insurance
     proceeds received by Landlord;

          (xxiv) damage and repairs  necessitated  by the  negligence or willful
     misconduct of Landlord or Landlord's employees, contractors or agents;

          (xxv) executive  salaries or salaries of service personnel  (including
     the  Building  superintendent)  to the extent that such  service  personnel
     perform  services other than in connection with the management,  operation,
     repair or maintenance of the Building or Common Areas;

          (xxvi)  accountants'  fees  and  other  expenses  associated  with the
     enforcement of any leases or defense of Landlord's  title to or interest in
     the Building;

          (xxvii) services  furnished to some tenants which are not furnished to
     Tenant; and

          (xxviii)  any other  expenses  which would not be  considered a normal
     Operating Expense for similar  owner-managed  first-class  high-rise office
     buildings.  There shall not be included in Operating  Expenses any costs in
     excess of those that would be reasonably  incurred by prudent  owners,  and
     their  operators and managers,  of similar  first-class  office  buildings.
     Landlord  shall not collect in excess of one hundred  percent (100%) of all
     Operating Expenses.

     For each year during the term of this Lease,  Tenant  shall pay  ("Tenant's
Operating  Payment")  to  Landlord  as  Additional  Rent a sum equal to Tenant's
Proportionate  Share of  Operating  Expenses  adjusted to reflect the greater of
ninety-five  percent (95%) of the Net Rentable Area of the Building or the total
Net Rentable Area leased in the Building.

     Landlord  shall  furnish  to  Tenant,  prior  to the  commencement  of each
calendar year a written statement setting forth Landlord's  estimate of Tenant's
Operating  Payment for such  calendar  year,  and the method of  calculation  of
Tenant's  Operating Payment for such calendar year. Tenant shall pay to Landlord
on the first day of each month  during  such  calendar  year an amount  equal to
one-twelfth  (1/12th) of Landlord's  estimate of Tenant's  Operating Payment for
such calendar  year. If,  however,  Landlord shall furnish any such estimate for
any calendar year  subsequent to the  commencement  thereof,  then (a) until the
first day of the month  following  the month in which such estimate is furnished
to Tenant, Tenant shall pay to Landlord on the first day of each month an amount
equal to the monthly sum payable by Tenant to Landlord under this Paragraph 3 in
respect of the last month of the preceding  calendar  year;  (b) promptly  after
such estimate is furnished to Tenant or together therewith,  Landlord shall give
notice to Tenant stating whether the installments of Tenant's  Operating Payment
previously   made  for  such  calendar  year  were  greater  or  less  than  the
installments of the Tenant's Operating Payment to be made for such calendar year
in accordance with such estimate, and (i) if there shall be a deficiency, Tenant
shall pay the amount thereof within ten (10) days after demand thereof,  or (ii)
if there shall have been an overpayment,  Landlord,  at Landlord's option, shall
either refund to Tenant the amount thereof or permit Tenant to credit the amount
thereof against subsequent  payments under this Paragraph;  and (c) on the first
day of the month  following  the month in which such  estimate is  furnished  to
Tenant, and monthly  thereafter  throughout the remainder of such calendar year,
Tenant shall pay to Landlord an amount equal to one twelfth (1/12th) of Tenant's
Operating Payment shown on such estimate.  Landlord may at any time or from time
to time furnish to Tenant a revised statement of Landlord's estimate of Tenant's
Operating Payment for such calendar year, and in such case,  Tenant's  Operating
Payment for such  calendar  year shall be adjusted and paid or refunded,  as the
case may be,  substantially  in the same  manner as  provided  in the  preceding
sentence.

     After the end of each  calendar  year  Landlord  shall  furnish to Tenant a
Landlord's  Statement for such  calendar  year.  Each such  year-end  Landlord's
Statement  shall  set forth in  reasonable  detail  and  compute  the  Operating
Expenses  as  prepared  by a  certified  public  accountant  or  managing  agent
designated  by  Landlord  from  which  Landlord  shall make the  computation  of
Operating Expenses  hereunder.  If the Landlord's  Statement shall show that the
sums paid by Tenant under this Paragraph  exceeded  Tenant's  Operating  Payment
paid by Tenant for such calendar  year,  Landlord  shall either refund to Tenant
the amount of such  excess or permit  Tenant to credit the amount of such excess
against  subsequent  payments  under  this  Paragraph;  and  if  the  Landlord's
Statement  for such Lease  Year shall show that the sums so paid by Tenant  were
less than  Tenant's  Operating  Payment paid by Tenant for such  calendar  year,
Tenant  shall pay the amount of such  deficiency  within  thirty (30) days after
demand therefor. 4

     If the Commencement Date or the expiration Date shall occur on a date other
than January 1, or December 31,  respectively,  any  Additional  Rent under this
Paragraph 3 for the calendar year in which such  Commencement Date or Expiration
Date shall occur shall be  apportioned  in that  percentage  which the number of
days in the period from the  Commencement  Date to December 31 or from January 1
to the  Expiration  Date,  as the case may be, both  inclusive,  shall be to the
total number of days in such calendar  year.  In the event of a  termination  of
this Lease,  any Operating  Expenses due under this  paragraph  shall be paid or
adjusted within thirty (30) days after submission of a Landlord's Statement.  In
no event shall Base Rent ever by reduced by operation of this  paragraph and the
rights and  obligations  of Landlord  and Tenant  under the  provisions  of this
paragraph with respect to Operating  Expenses  shall survive the  termination of
this Lease.

     Landlord's  failure to render  Landlord's  Statements  with  respect to any
calendar  year  shall not  prejudice  Landlord's  right to  thereafter  render a
Landlord's  Statement  with respect  thereto or with  respect to any  subsequent
calendar year.

     Each  Landlord's  Statement  shall be  conclusive  and binding  upon Tenant
unless within thirty (30) days after receipt of such Landlord's Statement Tenant
shall notify Landlord that it disputes the correctness of Landlord's  Statement,
specifying the particular  respects in which Landlord's  Statement is claimed to
be incorrect.  Landlord agrees to grant Tenant  reasonable  access to Landlord's
books and records for the purpose of verifying  Operating  Expenses  incurred by
Landlord.  Tenant agrees that such  information from Landlord's book and records
will be kept confidential. If Tenant shall dispute the correctness of Landlord's
Statement  as  aforesaid,  and the  parties  shall not be able to  resolve  such
dispute within ninety (90) days after the giving of such  Landlord's  Statement,
then  either  party may refer the matter or  matters  in  dispute to  Landlord's
independent  certified  public  accountants and the decision of such accountants
shall be conclusive and binding upon the parties.  The fees and expenses of said
accountants  in  determining  such  matter  or  matters  shall  be  borne by the
unsuccessful  party  (and  if  both  parties  are  partially  unsuccessful,  the
accountant shall apportion the fees and disbursements  between the parties based
upon the degree of success of each party).  Notwithstanding the foregoing, until
such determination by such accountants,  Tenant shall pay all Operating Expenses
payable in  accordance  with this  Paragraph  3. After such  determination,  the
parties shall make  adjustments for any deficiency owed by Tenant or any overage
paid by Tenant.

     In the event the actual Operating Expenses during any month in any calendar
year exceeds  Landlord's  projection for such month,  and it becomes apparent to
Landlord that  Tenant's  Operating  Payment will not pay Tenant's  Proportionate
Share of Operating  Expenses for such calendar  year,  Landlord may give written
notice to Tenant of any such expected deficiency and in such notice may increase
the monthly  payments  being made by Tenant to Landlord  hereby to the extent of
such expected deficiency.

4.   ALL PAYMENTS DEEMED RENT

     All sums which  Tenant in any of the  provisions  of this Lease  assumes or
agrees to pay, or which  Tenant  agrees are to be at the expense of Tenant which
may sometimes be referred to as Additional Rent, are deemed and considered to be
rent,  and in the event of non-payment  thereof,  Landlord shall have all of the
rights and remedies  provided for herein and by law, in the case of  non-payment
of rent.

5.   USE

     Tenant  shall use and occupy  the  Premises  only for a medical  and beauty
consultation and administration  office and for no other purpose. 5 In the event
the Tenant uses the Premises for purposes not expressly  permitted  herein,  the
Landlord may terminate  the Lease,  or without  notice to Tenant,  restrain said
improper use by injunction.

     Tenant shall not do or permit  anything to be done in or about the Premises
nor bring or keep anything  therein which is not within the permitted use of the
Premises  which will in any way increase the existing rate of or affect any fire
or  other  insurance  upon  the  Building  or any of its  contents,  or  cause a
cancellation  of any insurance  policy covering the Building or any part thereof
or any of its contents.  Tenant shall not do or permit anything to be done in or
about the Premises  which will in any way obstruct or interfere  with the rights
of other  Tenants or occupants of the Building or injure or annoy them or use or
allow  the  Premises  to  be  used  for  any  improper,   immoral,  unlawful  or
objectionable  purposes; nor shall Tenant cause, maintain or permit any nuisance
in or about the  Premises.  Tenant shall not commit or allow to be committed any
waste  in or upon the  Premises.  In the  event  Tenant's  permitted  use of the
Premises  increases the existing rate of or affects any fire or other insurance,
then and in that  event  Tenant  agrees to pay said  increase  immediately  upon
demand by Landlord.

     By  occupying  the  Premises  as  a  Tenant,  or  by  installing  fixtures,
facilities,  or equipment,  or by  performing  finishing  work,  Tenant shall be
deemed to have accepted the same and to have  acknowledged that the Premises are
conclusively in the condition  required by the Lease.  This Lease does not grant
Tenant any right of air and light over and about the Premises or the Building.

6.   UNUSUAL EQUIPMENT

     The Tenant will not install or maintain any electrically-operated equipment
or any heavy equipment of any kind including without limitation,  safes, vaults,
or other machinery,  except light office machinery  normally used, without first
obtaining the consent in writing of the Landlord.

7.   TENANT TO TAKE GOOD CARE OF PREMISES

     Tenant shall keep the Premises in a clean, safe and sanitary condition. All
damage caused by Tenant's negligence, or that of his agents, servants, employees
or visitors,  shall be repaired promptly by Tenant at his sole cost and expense,
so that the  Premises  are in at least as good  condition  as they were prior to
such  damage.  In the event that the Tenant  fails to comply with the  foregoing
provisions,  the  Landlord  shall have the option to enter the Premises and make
all necessary repairs at Tenant's cost and expense,  the same to be added to and
be payable with the next monthly installment of Rent.

8.   COMPLIANCE WITH DIRECTIVES OF AUTHORITIES

     Tenant shall  promptly  execute and comply with all  statutes,  ordinances,
rules, orders,  regulations and requirements of the federal,  state, county, and
municipal   governments   and  any  of  their   departments  and  agencies  with
jurisdiction for the Premises, and for the correction,  prevention and abatement
of nuisances or other  grievances in, upon or connected with the Premises during
the term of this Lease;  and shall  promptly  comply with and execute any rules,
orders and  regulations of the  Southeastern  Underwriters  Association  for the
prevention of fires,  all at Tenant's own cost and expense.  If by reason of any
failure of Tenant to comply with the provisions of this  paragraph,  the rate of
fire  insurance  with  extended  coverage on the  Building or equipment or other
property of Landlord which Landlord may have, but which Landlord is not required
to have,  shall be higher than it otherwise  would be,  Tenant  shall  reimburse
Landlord,  on  demand,  for that part of the  premiums  for fire  insurance  and
extended  coverage  paid by  Landlord  because  of such  failure  on the part of
Tenant.

9.   ALTERATIONS AND IMPROVEMENTS

     Tenant shall not cut, drill into,  disfigure,  deface or injure any part of
the Premises or Building,  nor obstruct or permit any obstruction,  alternation,
addition,  improvement,  decoration or installation in the Premises or Building.
All  alterations,   additions,   improvements,   decorations  or  installations,
including but not limited to  partitions,  railing,  air  conditioning  ducts or
equipment (except movable furniture and fixtures put in at the expense of Tenant
and removable  without  defacing or injuring the Building or the Premises) shall
become the  property  of Landlord at the  termination  of this Lease.  Landlord,
however,  reserves  the option to require  Tenant,  upon demand in  writing,  to
remove all fixtures and  additions  improvements,  decoration  or  installations
(including those not removable without defacing or injuring the Premises) and to
restore the Premises and the Building to the same  condition as when  originally
leased to Tenant, reasonable wear and tear excepted; provided, however, Landlord
shall not have the right to require  Tenant to remove any  fixtures,  additions,
improvements, decorations, and/or installations which are initially installed by
and for Tenant in order to prepare the  Premises  for  occupancy  by Tenant in a
manner  which has been  approved  by  Landlord.  Tenant  agrees to  restore  the
Premises  immediately  upon the receipt of the said demand in writing at its own
cost and expense and agrees in case of his failure to do so, that  Landlord  may
do so and collect the cost  thereof from Tenant upon  demand.  Tenant  will,  at
Tenant's own  expense,  keep the Leased  Premises in good repair and  tenantable
condition  during the lease term and will replace at its own expense any and all
broken  glass  caused by Tenant in and about the  Premises.  Tenant will make no
alterations, additions or improvements in or to the Premises without the written
consent  of  Landlord,  which  shall  not  be  reasonably  withheld  insofar  as
non-structural alterations are concerned.

10.  INSPECTION, EXAMINATION AND ENTRY

     Landlord and  Landlord's  agents shall have the right to enter the Premises
at all reasonable hours to examine the same, and workmen may enter at anytime in
the event of emergency  and  otherwise at  reasonable  times when  authorized by
Landlord or Landlord's agents to make such repairs,  alterations or improvements
in the  Building  as  Landlord  may in its sole  discretion  deem  necessary  or
desirable.  If during the last month of the term,  Tenant shall have removed all
or substantially  all of Tenant's  property,  Landlord may immediately enter the
Premises and prepare them for any future tenant.  Furthermore,  the Landlord may
allow such future tenant to occupy the Premises. These acts shall have no effect
upon  Tenant's  obligation  under this Lease and Tenant  shall be entitled to no
abatement or  diminution of Rent as a result  thereof,  except that in the event
such future  Tenant makes any payment for the period up until the  expiration of
this Lease,  Tenant shall be entitled to any  abatement of Rent for such period.
If Tenant  shall not be  personally  present to open and  permit  entry into the
Premises, when entry thereto shall be necessary hereunder, Landlord may forcibly
enter  same  without  rendering  Landlord  liable to any claim for  damages  and
without  affecting  the  obligation  and  covenants  of the Lease.  Employees of
Landlord  and  Landlord's  agents  shall be  permitted  to enter the Premises by
passkey at all reasonable times.

11.  NO LIABILITY

     Tenant will not hold Landlord  liable for any latent defect in the Premises
or in the Building;  however,  it shall be Landlord's  responsibility to correct
any latent  defects  within a reasonable  time after such defects are  detected.
Landlord shall not be liable for any failure of water supply,  electric current,
communication  service,  heating or air conditioning,  elevator service,  or any
other service;  nor for injury or damage to person or property caused by fire or
theft or by the  elements  or by other  tenants or persons in the  Building,  or
resulting  from the  operation  of  elevators,  heating or air  conditioning  or
lighting apparatus,  or from falling plaster,  or from steam, gas,  electricity,
water,  rain or dampness,  which may leak or flow from any part of the Building,
or from the pipes,  appliances,  or plumbing work of the same, or from any other
place or for damages  resulting  from the acts or omissions of Tenant,  Tenant's
agents,  employees,  invitees  or other  occupants  of the  Building.  Nor shall
Landlord  be liable for any loss or damage  that Tenant may sustain by reason of
the  closing or  darkening  of any of the  windows in the  Premises  through the
erection of or any addition to a new building or  otherwise,  and the same shall
not  constitute  a  constructive  eviction.  All goods or  property  or personal
effects  stored or placed by the Tenant in or about the Building shall be at the
sole risk of the Tenant.

12.  DAMAGE BY FIRE OR OTHER CASUALTY

     If,  through no fault or  negligence  of Tenant,  his  visitors,  agents or
servants, the Premises shall be partially damaged by fire or other casualty, the
damage  shall be  repaired  by Landlord  to the extent  insurance  proceeds  are
available,  and the Rent,  until such  repairs  are made,  shall be  apportioned
according  the  portion  of the  Premises  which  are still  usable.  Landlord's
restoration  obligation  shall be limited to the  returning  of the  Premises to
substantially  the same  condition  as was required for delivery of the Premises
upon the  Commencement  Date.  Landlord  shall only be  obligated to restore the
Landlord's  work as  provided in Article 36 hereof,  to the extent of  insurance
proceeds   available,   and  Tenant  shall  be  responsible  for  all  costs  of
improvements  to the  Premises  above and beyond  those  supplied by Landlord at
Landlord's  expense as part of the initial  construction  and  equipping  of the
Premises.  If the damage shall be so extensive as to render the Premises  wholly
untenantable,  the Rent shall cease until such time as the Premises shall become
tenantable.  However,  if the damage is so extensive that the Premises cannot be
made  tenantable  within  six (6)  months  from  the  date of the  fire or other
casualty,  either  party shall have the right to  terminate  this Lease upon ten
(10)  days'  written  notice  to the  other.  In  case  the  Building  generally
throughout  (though the Premises may not be affected) is so injured or destroyed
by fire  or  other  casualty  that  Landlord  shall  decide  not to  rebuild  or
reconstruct the Building, the term of this Lease shall cease upon ten (10) days'
written  notice  sent by  Landlord  and the Rent shall be paid up to the time of
such  destruction  or the date Tenant  surrenders  possession  of the  Premises,
whichever is later, and the Lease shall  thereafter be of no further effect.  In
the event that any  questions  shall  arise  between  Landlord  and Tenant as to
whether  or not  repairs  shall  have been made with  reasonable  dispatch,  due
allowance  shall be made for any delays which may arise in  connection  with the
adjustment of the fire insurance loss and for any delays arising out of what are
commonly  known as "labor  troubles"  or  "material  troubles" or from any other
cause beyond  Landlord's  control.  In any event Landlord shall not be liable to
Tenant by reason of fire or other damage to the Building or the Premises.

13.  CONDEMNATION

     If the entire  Premises  shall be taken by any public  authority  under the
power of eminent  domain,  then the term of this Lease (or of any option  period
exercised  hereunder)  shall cease as of the date  possession  shall be taken by
such  public  authority  and the  Rent  shall  be paid  up to  that  day  with a
proportionate  refund  by  Landlord  of any  prepaid  Rent.  If any  part of the
Premises  material to the operations of Tenant shall be permanently  taken under
eminent domain, either party to this Lease shall have the right to terminate the
Lease by notice in writing  delivered  to the other  party  within ten (10) days
after notice of such taking and, upon such election,  this Lease shall terminate
as of the date when  title  vests in the taking  authority  and the Rent and all
other sums  payable  under this Lease shall be prorated  and paid to the date of
termination.  If neither  party  elects to  terminate  this Lease,  Tenant shall
continue in  possession of the remainder of the Premises and all of the terms of
this Lease shall  continue in full force and effect,  except that the Rent shall
be reduced  in  proportion  to the extent of the  Premises  taken.  All  damages
awarded for any taking under the power of eminent domain,  whether for the whole
or a part of the Premises,  shall belong to and be the property of the Landlord,
whether such damages shall be awarded as compensation for diminution in value to
the leasehold or to the fee of the Premises;  provided,  however,  that Landlord
shall not be  entitled  to any award  made to Tenant  for loss of  business,  or
depreciation  to,  damage to, or costs of removal of, or for the value of stock,
trade fixtures, furniture, and other personal property belonging to the Tenant.

     In the  event of a taking  of the  whole  or any part of the  Premises  for
temporary use or  occupancy,  this Lease shall not terminate but shall remain in
full  force and effect and  Tenant  shall  continue  to pay in full the Rent and
other  charges  payable  under  this  Lease,  without  abatement,  reduction  or
suspension.  Tenant shall be entitled to receive any compensatory award made for
such temporary use or occupancy provided, however, if such taking is to be for a
period in excess of ninety (90) days,  the Tenant  shall have the right to elect
to terminate this Lease.

14.  NO ABATEMENT

     No diminution or abatement of Rent, or other compensation, shall be allowed
for inconvenience or injury arising from the making of repairs,  alterations, or
improvements  to the  Building  nor for any space  taken to comply with any law,
ordinance or order of government authority.

15.  SERVICES

     Landlord  will  furnish as part of the  Operating  Expenses  the  following
services to Tenant from Monday through Friday from 7:00 A.M. to 7:00 P.M. and on
Saturday  from 7:00 A.M. to 1:00 P.M.  except for Christmas  Day,  Memorial Day,
Labor  Day,  Thanksgiving  Day,  Fourth  of July,  and New  Year's  Day,  or any
subsequent nationally recognized holiday:

          (a) Cleaning services,  deemed by Landlord to be normal and usual in a
     first-class  office  building,  except that  shampooing and  replacement of
     carpet as required by Tenant shall be at Tenant's own expense.

          (b) Central heat and air conditioning in season,  at such temperatures
     and in such amounts as are  considered by Landlord to be  reasonable;  such
     services furnished to Tenant at times other than the hours set forth above,
     and on Sundays and holidays  shall not be an Operating  Expense and will be
     furnished to Tenant at its sole cost and expense.

          (c) Routine  maintenance and electric  lighting service for all Common
     Areas of the Building in the manner and to the extent deemed by Landlord to
     be standard.

          (d)  Electricity  and  electrical  facilities  to  furnish  electrical
     current for normal office use.

          (e) Hot and cold water at those points of supply  provided for general
     use at all times and all day through the year.

          (f) Initial and replacement  bulbs and ballasts for building  standard
     lighting within the Leased Premises.

          (g) Sufficient elevator service for the Leased Premises,  weekdays and
     on Saturdays and at least one elevator serving the Leased Premises 24 hours
     a day, every day of the year.

          (h) Twenty-four (24) hour security for the Building.

     No electric  current shall be used except that furnished or approved by the
Landlord, nor shall electric cable or wire be brought into the Premises,  except
upon the written  consent and  approval of the  Landlord.  Tenant shall use only
office machines and equipment that operate on the Building's  standard  electric
circuits or equipment (the  installation  of which shall be at Tenant's  expense
after  approval  in  writing  by  the  Landlord).   Excess  electrical   current
consumption  shall be paid for by the Tenant as Additional  Rent to the Landlord
in an amount to be determined by the Landlord  based upon  Landlord's  estimated
costs of such excess electric current  consumption or based upon the actual cost
thereof if such excess electric current consumption is separately metered.

     Such services and such other  services as Landlord in its sole and absolute
discretion may elect to provide,  shall be provided as long as the Tenant is not
in  default  of this  Lease  beyond  any  applicable  cure  periods,  subject to
interruption  caused by  repairs,  renewals,  improvements,  changes of service,
alterations, strikes, lockouts, labor controversies, inability to obtain fuel or
power, accidents, breakdowns,  catastrophes, national or local emergencies, acts
of God and  conditions  and causes  beyond the control of Landlord and upon such
happening,  no claim for damages or abatement of Rent for failure to furnish any
such services shall be made by the Tenant or allowed by the Landlord.

     It is  understood  and agreed  between the parties  hereto that any charges
against  Tenant by Landlord  for  services  or for work done on the  Premises by
order of Tenant, or otherwise  accruing under this Lease, shall be considered as
Additional Rent due and shall be included in any lien for Rent.

16.  ABANDONMENT

     In case the Tenant  shall  fail to take  possession  upon the  Commencement
Date,  or in case the Premises or any part thereof  shall be abandoned  prior to
the expiration of the term of this Lease, Landlord shall have the right, but not
the obligation,  to enter the Premises without instituting any proceeding either
by force or otherwise  without being liable for damages  therefor,  and to relet
the same or any part thereof,  for the  unexpired  portion of the term or longer
and to collect the Rent  therefor,  and to apply the rents so  collected  to the
payment of Rent and all other sums  payable to  Landlord.  Tenant  shall in such
case remain responsible to Landlord for any and all deficiency,  loss and damage
suffered by Landlord, as provided for herein.

     For the purpose of this Section the  Premises  shall be deemed to have been
vacated when Tenant shall have vacated the Premises and been away  therefrom for
five (5)  consecutive  days,  exclusive of holidays and any time period utilized
for  renovations  and repairs to the Premises,  irrespective of whether the keys
have been delivered to Landlord or not.

17.  DEFAULT AND REMEDIES

     All  rights  and  remedies  of the  Landlord  herein  enumerated  shall  be
cumulative, and none shall exclude another or any other right or remedy provided
by law.

          (a) If Tenant or any guarantor of this Lease shall become  bankrupt or
     insolvent or unable to pay its debts as such become due, or file any debtor
     proceedings or if Tenant or any guarantor  shall take or have taken against
     either  party in any court  pursuant  to any  statute  either of the United
     States or of any State,  a petition in bankruptcy  or insolvency  which has
     not  been   dismissed   within  one  hundred   twenty  (120)  days  or  for
     reorganization  or for the appointment of a receiver or trustee of all or a
     portion of Tenant's or any such guarantor's  property,  or if Tenant or any
     such  guarantor  makes an  assignment  for the  benefit  of  creditors,  or
     petitions for or enters into an arrangement  with its creditors,  then this
     Lease shall  terminate  and  Landlord,  in addition to any other  rights or
     remedies  it may have,  shall have the  immediate  right of reentry and may
     remove all persons and property  from the Premises and such property may be
     removed and stored in a public  warehouse  or  elsewhere at the cost of and
     for the account of Tenant, all without service of notice or resort to legal
     process and without being deemed guilty of trespass, or becoming liable for
     any loss or damage which may be occasioned thereby.

          (b) If the Tenant defaults in the payment of Rent or in the prompt and
     full  performance  of any  provisions  of this Lease,  or if the  leasehold
     interest  or the  Tenant's  business  or fixtures of Tenant are levied upon
     under  execution  or attached by process of law, or if the Tenant  makes an
     assignment for the benefit of creditors,  or if a receiver is appointed for
     any property of the Tenant,  or if the Tenant abandons the Premises,  or if
     Tenant  fails to cure a monetary or  non-monetary  default  within five (5)
     days after written notice thereof,  or if said  non-monetary  default is of
     such a nature that same cannot be cured within five (5) days,  Tenant fails
     to diligently commence to cure within that time and thereafter continues to
     proceed to cure same, then Landlord at its option, may forthwith  terminate
     this  Lease  and the  Tenant's  right to  possession  of the  Premises,  or
     terminate only Tenant's right to possession hereunder.

          (c) Upon any  termination  of this Lease,  whether by lapse of time or
     otherwise,  the Tenant shall  surrender  possession and vacate the Premises
     immediately,  and deliver  possession  thereof to the Landlord,  and hereby
     grants to the  Landlord  full and free  license  to enter into and upon the
     Premises  in such  event  with  process  of law and to expel or remove  the
     Tenant and any others who may be  occupying  or within the  Premises and to
     remove any and all property  therefrom,  using such force as may be allowed
     by law without being deemed in any manner  guilty of trespass,  eviction or
     forcible entry or detainer, and without relinquishing the Landlord's rights
     to Rent or another  right given to Landlord  hereunder  or by  operation of
     law.

          (d) If the Tenant  abandons  the  Premises or  otherwise  entitles the
     Landlord so to elect, and the Landlord does elect to terminate the Tenant's
     rights to possession only, without terminating the Lease, the Landlord may,
     at the  Landlord's  option,  enter into the  Premises,  remove the Tenant's
     signs  and  other  evidence  of  tenancy,  and to take and hold  possession
     thereof  without  such  entry  and  possession  terminating  the  Lease  or
     releasing the Tenant, in whole or in part, from the Tenant's  obligation to
     pay the Rent  hereunder for the full term,  and in any such case the Tenant
     shall pay forthwith to the Landlord a sum equal to the entire amount of the
     Rent reserved for the remainder of the stated term plus any other sums then
     due hereunder.  Upon and after entry into possession without termination of
     the Lease,  the Landlord may, but need not,  relet the Premises or any part
     thereof for the account of the Tenant to any  person,  firm or  corporation
     other than the  Tenant for such Rent,  for such time and upon such terms as
     the Landlord, in the Landlord's sole discretion,  shall determine;  and the
     Landlord  shall not be required to accept any tenant  offered by the Tenant
     or to observe any instruction given by the Tenant about such reletting.  In
     any such case,  the Landlord may make repairs,  alteration and additions in
     or to the  Premises  and  redecorate  the same to the extent  deemed by the
     Landlord necessary or desirable, and the Tenant shall, upon demand, pay the
     cost thereof,  together with all of Landlord's  expenses of the  reletting,
     including  by way of  example,  but  not by way of  limitation  advertising
     expenses,  commissions,  broker's fees, etc. If the consideration collected
     by the Landlord  upon any such  reletting  for the Tenant's  account is not
     sufficient  to pay  monthly  the full  amount of the Rent  reserved in this
     Lease,  together  with  the  costs  of  repairs,  alterations,   additions,
     redecorating  and the  Landlord's  expenses,  the  Tenant  shall pay to the
     Landlord the amount of each monthly deficiency upon demand.

          (e) Any and all property which may be removed from the Premises by the
     Landlord  pursuant to the  authority  of this Lease or of law, to which the
     Tenant is or may be entitled, may be handled, removed or stored by Landlord
     at the risk, cost and expense of Tenant,  and Landlord shall in no event be
     responsible  for the value,  preservation  or safekeeping  thereof.  Tenant
     shall pay to Landlord,  upon demand,  all expenses incurred in such removal
     and all storage  charges against such property so long as the same shall be
     in the  Landlord's  possession or under  Landlord's  control.  Landlord may
     place such  property  in storage  for the account of, and at the expense of
     Tenant and if Tenant fails to pay the cost of storing such  property  after
     it has been stored for a period of ninety (90) days or more,  Landlord  may
     sell any or all of such  property  in such  manner  and at such  times  and
     places as Landlord, in its sole discretion, may deem proper, without notice
     to or demand upon Tenant for the payment of any part of such charges of the
     removal of any of such  property  and shall apply the proceeds of such sale
     first to the cost of expenses of such sale, including reasonable attorneys'
     fees;  second,  to the  payment of the costs and  charges  of  storing  any
     property;  third,  to the payment of any other sums of money which may then
     or thereafter be due to Landlord from Tenant under any of the terms hereof;
     and fourth,  the  balance,  if any,  to Tenant.  the removal and storage of
     Tenant's  property  as above  provided  shall  not  constitute  a waiver of
     Landlord's lien thereon.

          (f) Tenant shall pay upon demand all of Landlord's costs,  charges and
     expenses,  including  the fees of  counsel,  agents and others  retained by
     Landlord,  incurred in enforcing Tenant's obligations hereunder or incurred
     by Landlord in any  litigation,  negotiation or transaction in which Tenant
     causes Landlord, without Landlord's fault, to become involved or concerned.
     Attorney's fees shall be awardable for all phases of litigation,  trial, as
     well as appellate.

          (g)  To  perfect  and  assist  in the  implementation  of  certain  of
     Landlord's rights in and to the Tenant's personal  property,  Tenant hereby
     pledges and assigns to  Landlord  and grants unto  Landlord a lien upon all
     furniture,  fixtures,  goods and  chattels of Tenant  which shall or may be
     bought  or put  on the  Premises  as  further  security  for  the  faithful
     performance  of the terms,  provisions,  conditions  and  covenants of this
     Lease.  Tenant  specifically  agrees  that  said  lien may be  enforced  by
     distress,  foreclosure or otherwise at the election of the Landlord. Tenant
     hereby  expressly  waives and  renounces for himself and family any and all
     homestead and exemption right he may have now hereafter, under or by virtue
     of the Constitution or laws of the State of Florida, or of any other state,
     or of the United States, as against the payment of Rent, Additional Rent or
     any other charges  payable by Tenant  hereunder or any other  obligation or
     damage that may accrue under the terms of this Agreement.

          (h) Notwithstanding any contrary provision of this Lease, Tenant shall
     look  solely to the  interest of Landlord  or its  successor  (as  Landlord
     hereunder) in the real property of which the Leased Premises are a part for
     the satisfaction of any judgment or judicial process  requiring the payment
     of money as a result of any  negligence or breach of this Lease by Landlord
     or such  successor,  and no other assets of Landlord or its successor shall
     be  subject  to levy,  execution  or other  enforcement  procedure  for the
     satisfaction  of Tenant's  remedies in any of such  events.  Tenant's  sole
     right  and  remedy  in  any  action  or  proceeding  concerning  Landlord's
     reasonableness  (where the same is required  under this Lease)  shall be an
     action for declaratory judgment and/or specific performance.

          (i) If Tenant  shall fail to observe or perform any term or  condition
     on  Tenant's  part to be  observed  or  performed  under this  Lease,  then
     Landlord may,  after  providing  the notice  required in  subparagraph  (b)
     above,  perform the same for the account of Tenant,  and if Landlord  shall
     make any  expenditure  or incur any  obligation for the payment of money in
     connection therewith (including  reasonable attorneys' fees in instituting,
     prosecuting and/of defending any action or proceeding through appeal),  the
     sums paid or obligations incurred,  with interest as specified in Paragraph
     1 hereof,  and costs shall be deemed to be  Additional  Rent  hereunder and
     shall be paid by Tenant to Landlord within ten (10) days after rendition of
     a bill or statement therefor.

18.  ASSIGNMENT OR SUB-LETTING OF TENANT'S INTEREST

     The Tenant's  interest in this Lease or any security  deposited  thereunder
shall not be sold,  transferred,  mortgaged or assigned, nor shall the Premises,
or any part thereof,  including  desk space,  be let or sublet without the prior
written  consent  of  Landlord.  Even  though  Landlord  may  consent to a sale,
transfer, mortgage, assignment or subletting thereof, the aforesaid restrictions
shall remain in full force and effect, and no further sale, transfer,  mortgage,
assignment or subletting  shall be made without  Landlord's  consent in writing.
Any sale or  transfer,  whether  to one or more  persons  and  whether at one or
different  times,  of a total of more than fifty  percent (50%) of the shares of
capital  stock of any  corporation  which is then the legal  tenant  under  this
Lease,  or the  transfer  of  greater  than a fifty  percent  (50%)  partnership
interest if a  partnership  is the then legal tenant under this Lease,  shall be
deemed an  assignment  within the meaning of this  Section.  Tenant  agrees that
subject to the further  provisions  hereof, in the event Tenant should desire to
assign  this Lease or sublet the Leased  Premises  or any part  thereof,  Tenant
shall give  Landlord  written  notice of such desire at least sixty (60) days in
advance of the date on which Tenant desires to make such assignment or sublease.
Landlord shall then have a period of thirty (30) days following  receipt of such
notice within which to notify Tenant in writing that Landlord  elects either (1)
to terminate  this Lease as to the space so affected as of the date so specified
by Tenant in which event  Tenant  will be  relieved  of all further  obligations
hereunder  as to such  space,  or (2) to permit  Tenant to assign or sublet such
space, subject, however, to subsequent written approval of the proposed assignee
or sublessee by Landlord,  or (3) to refuse to consent to Tenant's assignment or
subleasing  such space and to continue this Lease in full force and effect as to
the entire Leased Premises.  If Landlord should fail to notify Tenant in writing
of such election within said thirty (30) day period, Landlord shall be deemed to
have elected  option (3) above.  No  assignment  or  subletting  by Tenant shall
relieve Tenant of any obligation under this Lease.  Any attempted  assignment or
sublease by Tenant in violation of the terms and covenants of this  Paragraph 18
shall be void.

     In the event  Landlord  consents  to any  assignment  of this  Lease or any
sublease of all or any part of the Premises, Tenant shall pay the Landlord, on a
monthly  basis,  an amount equal to all Rent,  property and other  consideration
paid under said  assignment or sublease  during each month in excess of the Base
Rent as  adjusted  pursuant  to this  Lease  for said  month.  In the event of a
sublease or assignment of any part of the Premises, Tenant shall pay such amount
as is in excess of that portion of the Base Rent which is  reasonably  allocated
by Landlord to such portion of the Premises.

     Tenant shall pay to Landlord,  Landlord's administrative fees, overhead and
fees of counsel in connection with any assignment or subletting by Tenant and in
connection  with any other  legal  document  which is  prepared  or  reviewed by
Landlord  for the  benefit  of Tenant , but not less  than a minimum  sum of One
Thousand and 00/100 Dollars ($1,000.00).

19.  COLLECTION OF RENT FROM OTHERS

     If the Tenant's  interest in this Lease is assigned,  or if the Premises or
any part thereof is sublet,  Landlord may, after default by Tenant, collect Rent
from the assignee or sub-tenant  and apply the net amount  collected to the Rent
due from  Tenant.  No such  collection  shall be deemed a waiver of the covenant
herein against sale, transfer, mortgage,  assignment and subletting or a release
of Tenant from the performance of the covenants herein  contained.  In the event
of such  default,  Tenant  hereby  assigns the rent due from the  sub-tenant  or
assignee to Landlord,  and hereby  authorizes such sub-tenant or assignee to pay
the rent directly to Landlord.

20.  INFORMATION AS TO SUB-TENANTS

     If the Premises shall be sublet in whole or in part by Tenant, Tenant will,
on demand of  Landlord,  furnish  and supply in writing,  within  three (3) days
after such demand, any and all information with regard to said sub-tenants which
Landlord may reasonably request.  Nothing herein contained shall be construed to
be a consent to any sub-letting or a waiver of the covenant against  sub-letting
contained therein.

21.  RELOCATION

     Landlord expressly reserves the right before possession or commencement and
during  the term of this  Lease,  at its sole cost and  expense,  to remove  the
Tenant from the Leased  Premises  and relocate the Tenant to some other space of
Landlord's  choosing of approximately  the same size within the Building,  which
other space shall be  decorated by Landlord at  Landlord's  expense and Landlord
may in its  discretion  use such  decorations  and  materials  from the existing
Leased  Premises  or other  materials,  so that the  space  in which  Tenant  is
relocated is  comparable  in its interior  design and  decoration  to the Leased
Premises  from which  Tenant is  removed;  provided,  however,  that if Landlord
exercises  its  election to remove and relocate the Tenant to other space within
the Building and the new space is at that time leasing for a higher rate of Rent
per square foot of Net Rentable  Area,  then Tenant shall not be required to pay
the  difference  between  the Rent per square foot of Net  Rentable  Area of the
Leased  Premises and the higher Rent per square foot of Net Rentable Area of the
space to which Tenant is relocated; provided, further, that if Tenant is removed
and relocated to other space within the Building which is then leasing at a rate
of Rent per square foot of the Net Rentable  area less than the rate of Rent per
square foot of the Net  Rentable  Area of the existing  Leased  Premises at that
time, Tenant's Rent per square foot shall be reduced to the Rent per square foot
of Net Rentable  Area then being  charged for the space in which Tenant has been
relocated.  Tenant,  by the execution of this Lease,  acknowledges the foregoing
right of Landlord, and no rights granted in this Lease to Tenant, including, but
not limited to the right of  peaceful  and quiet  enjoyment,  shall be deemed to
have been  breached or interfered  with by reason of Landlord's  exercise of the
right of relocation  reserved in this Paragraph.  Landlord's sole obligation for
costs and  expenses  of  removal  and  relocation  shall be the  actual  cost of
relocating  and  decorating  the space in which tenant is relocated,  and Tenant
agrees that  Landlord's  exercise of its election to remove and relocate  Tenant
shall not terminate this Lease or release the Tenant,  in whole or in part, from
the Tenant's obligation to pay the rents and perform the covenants and agreement
hereunder  for the full term of this Lease.  Landlord  will endeavor to relocate
Tenant with a minimum of disturbance to Tenant's business,  and for such period,
if any, as Tenant is unable to conduct its  business  during and because of such
relocation, Rent shall abate.


22.  RIGHT OF LANDLORD TO USE ENTRANCES, ETC. AND TO CHANGE SAME

     For the  purpose of making  repairs or  alterations  in any  portion of the
Building of which the Premises form a part,  Landlord may use one or more of the
street  entrances,  halls,  passageways  and  elevators  of the  said  Building,
provided,  however,  that there be no  unnecessary  obstruction  of the right of
entry to the  Premises  while the same are  occupied.  Landlord  may at any time
change the name or number of the  Building,  remodel  or alter the same,  or the
location of any entrance  thereto,  or any other portion thereof not occupied by
Tenant,  and the same shall not  constitute a constructive  or actual,  total or
partial eviction.

23.  ATTORNEYS' FEES

     If Tenant shall at any time be in default hereunder, and if Landlord shall,
in connection  with such  default,  retain its attorneys to institute any action
and/or render other professional  services,  then Tenant will reimburse Landlord
for the expense of attorneys'  fees and  disbursements  thereby  incurred by the
Landlord. The amount of such expenses shall be collected as Additional Rent. 6

24.  EXAMINATION OF PREMISES AND NO ORAL REPRESENTATION

     The  taking  possession  of the  Premises  by  Tenant  shall be  conclusive
evidence that the Premises were in good and  satisfactory  condition at the time
such possession was taken,  subject to "punch list" items and latent defects. No
representation, except those contained herein, have been made on the part of the
Landlord  with  respect to this  undertaking,  whether  relating  to the repair,
condition  or otherwise  of the  Premises or the  Building.  Tenant will make no
claim on account of any representation  whatsoever,  whether made by any renting
agent,  broker,  offices or other  representative  of  Landlord  or which may be
contained in any circular, prospectus advertisement relating to the Premises, or
otherwise, unless the same is specifically set forth in this Lease.

25.  SUBORDINATION

     Tenant agrees that its rights  hereunder are subordinate to the lien of any
mortgage,  ground lease,  or any other method of financing or refinancing now or
hereafter  placed against the Land and/or the Premises  and/or any/or all of the
Building  now built or  hereafter to be built on the Land by Landlord and to any
and all advances made or to be made  thereunder and to the interest  thereon and
to all  renewals,  replacements,  modifications,  consolidations  and  extension
thereof.  This paragraph shall be  self-operative  and no further  instrument of
subordination  shall be required.  Tenant further agrees that it will enter into
and execute all  documents  which any such  mortgagee  or any ground  lessor may
reasonably  request Tenant to enter into and execute,  including a subordination
agreement. Tenant agrees that it will send copies of all notices to Landlord, to
Landlord's mortgagees or ground Lessors, provided that Tenant has been furnished
with the name and  address of such  mortgagees  or ground  lessors,  and further
provided that  Landlord or  Landlord's  mortgagee or ground lessor has requested
Tenant to send copies of such notices.  Tenant agrees that Tenant will attorn to
any mortgagee or ground lessor or purchaser at a foreclosure  sale, if requested
to do so.

     The Tenant  further  covenants  and  agrees  that if by reason of a default
under any underlying  lease  (*including  an underlying  lease through which the
Landlord  derives its leasehold  estate in the Premises),  such underlying lease
and the  leasehold  estate of the  Landlord in the  Premises  demises  hereby is
terminated,  the  Tenant  will  attorn to the then  holder  of the  reversionary
interest in the Premises demised by this Lease and will recognize such holder as
the  Tenant's  Landlord  under  this  Lease.  The Tenant  agrees to execute  and
deliver,  at any time and from time to time, upon the request of the Landlord or
of the  lessor  under  any such  underlying  lease any  instrument  which may be
necessary or appropriate to evidence such attornment.  The Tenant further waives
the provision of any statute or rule of law now or hereafter in effect which may
give or purport to give the Tenant any right of election to terminate this Lease
or to  surrender  possession  of the  premises  demised  hereby in the event any
proceeding is brought by the lessor under any underlying  lease to terminate the
same.

     If a Mortgagee of Landlord's shall request reasonable modifications to this
Lease,  Tenant  shall  execute,  acknowledge,  and deliver to the  Mortgagee  an
agreement, in form and substance satisfactory to the Mortgagee,  evidencing such
modifications,  provided  that  such  modifications  do  not  increase  Tenant's
obligations  under this Lease or materially  adversely  affect (a) the leasehold
interest  created by this Lease, or (b) Tenant's use and occupancy or the Leased
Premises.

26.  HOLDING OVER

     If the Tenant retains  possession of the Premises or any part thereof after
the  termination  of this Lease or any  extension  thereof,  by lapse of time or
otherwise, the Tenant shall pay the Landlord Rent at double the rate payable for
the year  immediately  proceeding said holdover,  computed on a per month basis,
for the time the Tenant  thus  remains in  possession.  The  provisions  of this
paragraph  do not waive the  Landlord's  rights of  re-entry  or any other right
hereunder.  Any retention of the Premises after the termination of this Lease or
any extension  thereof shall be considered as a  month-to-month  holdover unless
otherwise agreed to in writing by both parties.

27.  CERTIFICATE BY TENANT

     Tenant  shall  deliver  to  Landlord  or to its  mortgagees,  auditors,  or
prospective purchaser, or to the owner of the fee, when requested by Landlord, a
certificate  to the effect  that this Lease is in full force and effect and that
Landlord  is not in  default  therein  or stating  specifically  any  exceptions
thereto.  Failure to give such a certificate  within ten (10) days after written
request shall be conclusive  evidence that the Lease is in full force and effect
and Landlord is not in default and Tenant shall be estopped  from  asserting any
defaults known to him at that time.

28.  REMEDIES CUMULATIVE

     The various rights,  remedies,  powers and elections of Landlord  reserved,
expressed,  or contained in this Lease,  are cumulative and no one of them shall
be deemed to be  exclusive  to the  others or of such  other  rights,  remedies,
powers,  options or elections as are now, or may  hereafter be,  conferred  upon
Landlord by law.

29.  NO WAIVER OF PERFORMANCE

     No waiver of Landlord of any provision  hereof shall be deemed to have been
made  unless  such  waiver is in  writing  signed by  Landlord.  The  failure of
Landlord  to insist  upon the  strict  performance  of any of the  covenants  or
conditions of this Lease, or to exercise any option herein conferred,  shall not
be construed as waiving or  relinquishing  for the future of any such covenants,
conditions or options,  but the same shall continue and remain in full force and
effect.  No act of Landlord or its agent  during the term hereof shall be deemed
an  acceptance  or a  surrender  of the  Premises  unless  made in  writing  and
personally  subscribed  by  Landlord.  Neither  the  delivery of the keys to the
Premises by Tenant to  Landlord  or its agents is to be deemed a  surrender  and
acceptance  thereof.  No payment by Tenant of a lesser  amount  than the monthly
Rent  herein  stipulated  shall be deemed  to be other  than on  account  of the
stipulated Rent.

30.  AGREEMENT TO INDEMNIFY

     Tenant  shall  indemnify  and save  Landlord  harmless,  and does  agree to
indemnify and save Landlord harmless,  of and from all fines,  claims,  demands,
and causes of action of every  nature  whatsoever  arising or growing out of any
manner  connected with the  occupation or use of the Premises and Building,  and
every part thereof, by Tenant and the employees,  agents,  servants,  guests and
invitees of Tenant,  including without limiting the generality of the foregoing,
any claims,  demands and causes of action for personal  injury  and/or  property
damage, and said indemnification shall extend to any liens, claims, demands, and
causes of action of every nature whatsoever which may be made upon, sustained or
incurred by Landlord by reason of any breach,  violation of  non-performance  of
any term, covenant,  or condition hereof on the part of the Tenant, or by reason
of any  act or  omission  on the  part of  Tenant  and  the  employees,  agents,
servants,  guests  and  invitees  of  Tenant.  In any  such  event,  comparative
negligence  on the part of the  Landlord  shall not in any way  effect  Tenant's
obligation under this  indemnification.  Tenant agrees that this indemnification
shall further  extend to all costs  incurred by Landlord,  including  reasonable
attorney's fees.

     Tenant  agrees  that,  at all times  during  the Term (as well as prior and
subsequent  thereto,  if Tenant or its agents shall then use or occupy a portion
of the Leased Premises),  it shall keep in force,  with a responsible  insurance
company  licensed  to do  business  in the State of Florida  which shall have at
least a Best's Rating of A and  otherwise be reasonably  acceptable to Landlord,
commercial general liability and property damage liability insurance in a single
limit of not less than  $1,000,000.00  covering death or injury to any person(s)
as well as property damage. Such policy shall (a) include Landlord, its managing
agent (if any),  and such other  parties as Landlord  may  designate  as parties
insured;  (b) be considered  primary  insurance;  (c) include by  endorsement an
agreement insuring Tenant's  indemnity and hold harmless  obligations under this
paragraph;  (d) provide that it may not be cancelled or changed without at least
twenty (20) days prior  written  notice  from the insurer to each party  insured
thereunder;  and (e) provide that the insurance company issuing the policy shall
not have a right of subrogation against Landlord or its insurer. Upon Landlord's
request  from time to time,  Tenant  shall  furnish  Landlord  with  either  the
original  policy,  or at Tenant's  option,  a  certificate  of the  insurance so
carried by Tenant.

     In case Landlord shall be made a party to any litigation  commenced against
Tenant,  then Tenant shall protect and hold Landlord  harmless and shall pay all
costs,  expenses and reasonable attorney's fees incurred or paid by Landlord for
attorneys of its own choice in connection with such litigation.

31.  NOTICES

     All notices shall be in writing.  Any notice by Landlord to Tenant shall be
deemed to be duly given if either  delivered  personally to Tenant,  three (3) 7
days after  depositing  into the United  States  mail system via  registered  or
certified  mail, or via overnight  mail (i.e.,  Federal  Express),  addressed to
Tenant at the Building in which the Premises are situated.  Any notice of Tenant
to Landlord  shall be deemed duly given if  delivered  personally  to  Landlord,
three (3) 8 days  after  depositing  into the  United  States  mail  system  via
registered or certified  mail, or via overnight  mail (i.e.,  Federal  Express),
addressed to Landlord, 19495 Biscayne Boulevard,  Aventura, Florida 33180 (or at
such other address as may hereafter be designated by Landlord),  and also to the
agent of  Landlord,  if any,  charged  with the  renting and  management  of the
Building.

32.  SURRENDER AT EXPIRATION OF THE TERM

     Tenant  agrees  at the  expiration  of the term to quit and  surrender  the
Premises and everything belonging to or connected therewith in as good state and
condition as  reasonable  wear and use thereof  will  permit,  and to remove all
signs,  advertisements  and rubbish from the said  Premises;  and Tenant  hereby
expressly  authorizes  Landlord,  as the agent of Tenant, to remove such rubbish
and make such changes and repairs as may be necessary to restore the Premises to
such condition at the expense of Tenant.

33.  RULES AND REGULATIONS

     Tenant agrees to observe and comply with and Tenant agrees that his agents,
servants,  employees  and all persons  visiting in the Premises will observe and
comply with rules and regulations (the "Rules and  Regulations")  annexed hereto
and such other and further  Rules and  Regulations  as Landlord may from time to
time deem needful and prescribe for the reputation, safety, care and cleanliness
of the  Building  and Land and the  preservation  of good order  therein and the
comfort, quiet, and convenience of other occupants of the Building,  which Rules
and  Regulations  shall be liable to Tenant for the violation of any of the said
Rules and  Regulations by any other Tenant or person.  Landlord  agrees that the
Rules and  Regulations  will be reasonable  and will not interfere with Tenant's
quiet enjoyment of the Premises.

34.  SIGNS

     Tenant shall not  construct  any signs on the Premises or any other portion
of the Building. The Landlord will provide and install, at its sole expense, all
letters or numerals  on doors  entering  the  Premises  and a Building  standard
listing on the directory  board located within the Building  evidencing the name
of the Tenant  only.  All such  letters and  numerals  shall be in the  standard
graphics as approved in writing by Landlord for the Building and no others shall
be permitted on the Premises  without the Landlord's prior written consent which
consent may be arbitrarily withheld. Any letters, names or numerals on the doors
entering the  Premises or on the  Building's  directory  board other than as set
forth above shall be provided  for and  installed  by Landlord at Tenant's  sole
expense.

35.  IMPROVEMENTS BY TENANT

     In  making  any  alterations,   decorations,  additions,  installations  or
improvements to or in the Premises, Tenant shall employ only such labor as shall
have the same union affiliations as the workmen of Landlord's  contractors,  and
such as will not cause  strikes or labor  trouble  with other  employees  in the
building employed by Landlord or Landlord's contractors;  and all such work done
by Tenant shall be performed  and installed in such a manner that the same shall
comply with all provisions of law,  ordinances and all Rules and  Regulations of
any and all agencies and authorities having jurisdiction over the Premises,  and
at such time and in such manner as not to  interfere  with  progress of any work
being performed by or on account of Landlord.  Notwithstanding the foregoing, it
is understood  that Tenant is not obliged by Landlord to make any improvement or
improvements,  and in no event  shall  Tenant have the right to create or permit
there to be  established,  any lien or  encumbrances  of any nature  against the
Premises or the Building for said  improvement or  improvements  by Tenant,  and
Tenant shall fully and promptly pay the cost of any  improvement or improvements
made or improvements made or contracted by Tenant.

36.  IMPROVEMENT OF THE DEMISED PREMISES

     Tenant hereby agrees to accept the Premises in its "AS-IS" condition. 9

37.  LANDLORD'S INTEREST NOT SUBJECT TO MECHANICS LIENS AND REMOVAL OF LIENS

     (a)  Landlord's  Interest  Not Subject to Liens.  All persons to whom these
presents may come are put upon notice of the fact that Tenant shall never, under
any  circumstances  have the power to subject  the  interest  of Landlord in the
Premises or any portion of the Building to any mechanics' or materialmen's  lien
or liens of any kind. All persons who may hereafter,  during the  continuance of
this Lease, furnish work, labor,  services or materials to the Premises,  or any
portion of the  Building  upon the  request  or order of  Tenant,  or any person
claiming under, by or through Tenant, must look wholly to the interest of Tenant
and not to that of Landlord.

     (b) Tenant's  Obligation to Remove Liens. Tenant shall not permit or suffer
to be filed or claimed  against  the  Premises  or any  portion of the  Building
during the  continuance  of this Lease any lien or liens of any kind arising out
of the  action of  Tenant,  and if any such  lien be  claimed  or filed,  Tenant
covenants, within the time now about to be limited, to cause the lien ("Claim"),
either  through the deposit into court pursuant to statute of the necessary sums
of money,  or in any other way which is competent  legally to effect the release
("Release") of the Premises and/or the Building from the Claim.  The time within
which Tenant must effect such Release of the premises  and/or the  Building,  as
aforesaid, is as follows:

          (i) If the Claim  shall have been  evidenced  through  the giving of a
     written  notice of lien  claim,  and if such  notice be filed  amongst  the
     Public  Records of Dade  County,  Florida,  then Tenant  shall  effect such
     Release  from such Claim  within  thirty (30) days after the time when such
     Claim shall have been filed amongst the Public Records.

          (ii) If the Claim be  evidenced,  without  notice having been given as
     aforesaid, through the filing of a suit in any court having jurisdiction of
     the subject  matter,  in which suit the Claim is asserted  and sought to be
     enforced,  then Tenant  must effect the Release  within ten (10) days after
     the time when service of process shall have been  completed  against Tenant
     or Landlord in the suit.

     In the event that the Tenant shall violate the terms and provisions of this
paragraph,  such  violations  shall  constitute an immediate  default under this
Lease.

38.  SECURITY

     Tenant has  deposited  with  Landlord  the sum of Ten  Thousand Two Hundred
Three and 56/100 Dollars  ($10,203.56)  representing the equivalent of three (3)
months' Rent including 7.0% sales tax, as security for the faithful  performance
and observance by Tenant of the terms,  provisions and conditions of this Lease.
It is agreed that, in the event Tenant  defaults in respect of any of the terms,
provisions  and  conditions  of this Lease,  including,  but not limited to, the
payment of Base Rent and Additional Rent,  Landlord may use, apply or retain the
whole or any part of the  security  deposited  to the  extent  required  for the
payment of any Rent for any sum which  Landlord may expend or may be required to
expend by reason of Tenant's  default in respect of any of the terms,  covenants
and  conditions  of this  Lease,  including,  but not limited to, any damages or
deficiency in the re-letting of the Premises, whether such damage accrued before
or after summary  proceedings  or other  re-entry by Landlord.  In the event the
Tenant  shall fully and  faithfully  comply  with all of the terms,  provisions,
covenants and conditions of this Lease, the security shall be returned to Tenant
after the date fixed at the end of the Lease,  and after  delivery of the entire
possession  of the Premises to Landlord.  In the event of a sale of the Land and
Building,  of which the Premises form a part,  Landlord  shall have the right to
transfer the security to the vendee, and Landlord shall thereupon be released by
Tenant from all  liability  for the return of such security and Tenant agrees to
look solely to the new  Landlord for the return of said  security.  It is agreed
that the provisions  hereof shall apply to every transfer or assignment  made of
the security to a new Landlord. Tenant further covenants that it will not assign
or encumber the monies  deposited  herein as security and that neither  Landlord
nor its assigns shall be bound by any such assignment or  encumbrance.  Landlord
shall not be  required  to keep the  security  in a  segregated  account and the
security may be commingled  with other funds of Landlord,  and in no event shall
Tenant be entitled to any  interest on the  security.  The  mortgagee  holding a
mortgage  encumbering  the Building  shall not be  responsible to Tenant for the
security  deposit in the event such mortgagee  becomes the owner of the Building
through foreclosure or by reason of a deed in lieu thereof. Tenant agrees not to
look to any Mortgagee or Purchaser at any foreclosure  sale or Grantee in a Deed
given in lieu of  foreclosure  for the return of any Security  Deposit  given to
Landlord unless Landlord has given such Deposit to any such entity.

39.  QUIET POSSESSION AND OTHER COVENANTS

     (a) Landlord covenants that if and so long as Tenant pays the Base Rent and
Additional  Rent  reserved by this Lease and  performs  and  observes all of the
covenants,  conditions,  and Rules and Regulations hereof,  Tenant shall quietly
enjoy  the  Premises,  subject,  however,  to the  terms of this  Lease.  Tenant
expressly   agrees   for   it,   its   executors,    administrators,    personal
representatives,  successors  and assigns that the  covenant of quiet  enjoyment
(express or implied)  and all other  covenants  in this Lease on the part of the
Landlord to be performed  shall be binding upon the Landlord as long as Landlord
remains the ground lessee of the Land on which the Premises are located.

     (b) Landlord's  Warranty of Title.  Landlord hereby represents and warrants
to Tenant as follows:

          (i) Donald Soffer and Bernard  Redlich,  as trustees  under Land Trust
     No.  SR-1  ("Master  Lessor")  is the  owner  of the  land  underlying  the
     Premises.

          (ii)  Master  Lessor has leased the land  underlying  the  Premises to
     Landlord via a ground lease (the  "Master  Lease").  The Master Lease is in
     full force and  effect.  No  default  exists  under the  Master  Lease with
     respect to the obligations of either Master Lessor or Landlord.

          (iii) Landlord has full right and authority to enter into this Lease.

          (iv) No joinder  or  approval  of any other  person is  required  with
     respect to Landlord's right and authority to enter into this Lease.

40.  COMMON AREAS

     So long as this Lease is in good standing,  Tenant and Tenant's  employees,
agents, servants,  customers and invitees shall have a nonexclusive right to use
the Common Areas in common with the other occupants of the Building,  employees,
agents,  servants,  customers  and  other  invitees,  subject  to the  Rules and
Regulations promulgated by Landlord from time to time.

41.  BROKER

     Tenant  covenants,  warrants and represents that no broker was instrumental
in consummating this Lease 10 and that no conversations or negotiations were had
with any broker 11 concerning the renting of the Premises. Tenant agrees to hold
Landlord harmless from and against, and agrees to defend at its own expense, any
and all claims for a brokerage commission by Tenant with any brokers 12.

42.  TRANSFER BY LANDLORD

     In the  event  that the  interest  or  estate  of  Landlord  in the Land or
Building  shall  terminate  by  operation  of law or by  bona  fide  sale  or by
execution or  foreclosure  sale, or for any other  reason,  then and in any such
event   Landlord   shall  be  released  and  relieved  from  all  liability  and
responsibility  as to  obligations  to be  performed  by Landlord  hereunder  or
otherwise.  In such event,  Landlord's  successor,  by  acceptance  of Rent from
Tenant  hereunder,  shall become liable and  responsible to Tenant in respect to
all such obligations of landlord under this Lease.

43.  TIME

     The  parties  hereto  agree  that time is of the  essence of this Lease and
applies to all terms and conditions contained herein.

44.  COPIES OF LEASE

     This  Lease  may  be  executed  by  the  parties  hereto  in  one  or  more
counterparts  each of which shall be an original and all of which constitute one
and the same agreement.  Copies of this Lease or any amendment  hereto certified
by the parties to be true and correct shall be satisfactory evidence thereof for
all purposes.

45.  SUCCESSORS

     The terms and conditions of this Lease shall inure to the benefit of and be
binding   upon  any   successor   hereunder,   as  well  as  upon  the  personal
representatives,  heirs,  assigns (where  permitted) and all other successors in
interest of the parties.

46.  CONSTRUCTION, APPLICABLE LAW

     The words  "Landlord"  and "Tenant" as used herein shall include the plural
as well as the singular.  Words used in masculine  gender include the gender and
neuter.  If there be more than one Landlord or Tenant,  the obligations  imposed
hereunder  upon the  Landlord or Tenant  shall be joint or several.  The section
headings  or titles in this Lease are not a part hereof and shall have no effect
upon the construction of interpretation of any part hereof.  This Lease shall be
construed  and  enforced  under the laws of the  State of  Florida.  Should  any
provisions of this Lease be illegal or unenforceable under such laws, it or they
shall be considered  severable and this Lease and its conditions shall remain in
force and be binding  upon the  parties  hereto  just as though  the  illegal or
unenforceable provisions had never been included herein.

47.  JOINDERS

     The Tenant hereby agrees to join in any and all  documents  pertaining  the
Land and/or Building, which are requested by Landlord including, but not limited
to,  land use plan  amendments,  zoning  applications,  development  of regional
impact applications and all other permits,  applications and/or documents, to be
filed with any governmental and/or  quasi-governmental  authorities with respect
to the  development  of  all or any  portion  of the  Building  and/or  property
adjacent  to the  Building  which may now or in the future be owned by  Landlord
provided that such joinder shall not  unreasonably  materially  affect  Tenant's
ability to occupy the Premises.

48.  ENTIRE AGREEMENT

     This Lease contains the entire agreement between the parties hereto and all
previous  negotiations  leading  thereto,  and  it may be  modified  only  by an
agreement in writing  signed and sealed by Landlord and Tenant.  No surrender of
the Leased  Premises,  or of the remainder of the terms of this Lease,  shall be
valid unless  accepted by landlord in writing.  Tenant  acknowledges  and agrees
that Tenant has not relied upon any statement,  representation, prior written or
prior or contemporaneous oral promises,  agreements or warranties except such as
are expressed herein.

49.  TYPEWRITTEN AND HANDWRITTEN PROVISIONS

     To  the  extent  that  any  portions  of  the  handwritten  provisions,  or
amendments to this Lease conflict with the typewritten provisions, or amendments
to this Lease conflict with the typewritten provisions,  then in all events, the
handwritten provisions shall prevail.

50.  TENDER AND DELIVERY OF LEASE INSTRUMENT

     Submission of this instrument for examination does not constitute an offer,
right of first refusal,  reservation of or option for the Leased Premises or any
other space or premises in, on or about the Building.  This  instrument  becomes
effective as a Lease upon execution and delivery by both Landlord and Tenant.

51.  NO PARTNERSHIP

     Nothing  contained in this Lease shall be deemed or construed to create any
other  relationship  between the parties  hereto other than that of Landlord and
Tenant.

52.  PARKING

     Tenant  shall be  entitled to rent one (1)  parking  space in the  enclosed
parking  garage for each 500 square feet of Net Rentable  Area leased to Tenant;
accordingly, Tenant is entitled to two (2) parking spaces in the enclosed garage
at the initial cost of $75.00 per space per month for unassigned  parking spaces
or $150.00 per space per month for assigned  parking  spaces.  Assigned  parking
spaces shall be  designated as Tenant's  spaces.  Landlord  shall  determine any
increase  in such per space cost on an annual  basis  based  upon the  following
described formula:

     The parking  space fee provided  above shall,  at the  commencement  of the
second  Lease Year and each year  thereafter  (the  "Rental  Adjustment  Date"),
increase  (such new fee is referred to as the  "Adjusted  Parking Space Fee") at
the same rate as increases in the Consumer  Price Index,  all cities,  all urban
consumers, all items, 1982-84 = 100, published by the United State Department of
Labor,  Bureau of Labor Statistics  ("Index").  The Index which is published for
the month of the Commencement Date is the beginning index  ("Beginning  Index").
The Parking Space Fee increase adjustment is to be calculated as follows: If the
Index  published for the month Rental  Adjustment Date  ("Extension  Index") has
increased over the Beginning Index, the Parking Space Fee for the following year
(until the next rent  adjustment)  shall be set by multiplying the Parking Space
Fee for the  Commencement  Date by a  fraction,  the  numerator  of which is the
Extension Index and the denominator of which is the Index for the previous Lease
year.

     Notwithstanding  anything  herein to the  contrary,  in no event  shall the
parking  space fee  increase in an amount less than four  percent (4%) per Lease
Year.

     It is  understood  that the Index is now being  published  by the Bureau of
Labor  Statistics.  Should said Bureau change the manner of computing the Index,
the Bureau shall be requested to furnish a conversion  factor designed to adjust
the new index to the one  previously in use and the  adjustment to the new index
shall be made on the basis of such conversion factor.  Should the publication of
the  Index be  discontinued  by said  Bureau,  then such  other  Index as may be
published by such bureau most nearly  approaching said discontinued  Index shall
be  used  in  making  the  adjustments  herein  provided.   Should  said  Bureau
discontinue the publication of any Index herein contemplated, then such Index as
may be published by another  United  States  Governmental  Agency as most nearly
approximates  the Index first above  referred to shall govern and be substituted
as the Index to be used, subject to the application of an appropriate conversion
factor to be furnished by the governmental  agency publishing the adopted Index.
If such  governmental  agency  will not furnish  such  conversion  factor,  then
Landlord  shall  choose a  conversion  factor or a new Index  which most  nearly
approximates  the Index.  The  decision of the  Landlord in this regard shall be
final.

     Parking  areas for Tenant and  Tenant's  employees  that do not park in the
enclosed parking garage shall be entitled to park in an open air surface parking
area  designated  by  Landlord.  Landlord may  redesignate  the open air surface
parking area from time to time in its sole and absolute discretion.

53.  LEASE NOT TO BE RECORDED

     The Tenant shall not record this Lease or any  memorandum of its terms.  In
addition to all other  rights and remedies  available  to Landlord,  the parties
agree  that the  recording  of this  Lease may  create a cloud upon Title of the
Building and the Tenant does hereby indemnify and hold the Landlord harmless for
all loss,  expenses including but not limited to attorneys' fees and court costs
through all trial and  appellate  levels  which may be incurred by Landlord as a
result of Tenant's  breach of the terms and  provisions  of this  paragraph.  In
addition to any and all other rights or remedies  available at law or in equity,
Landlord  shall  specifically  have the right to injunctive  relief to cause any
memorandum  in  violation of this  provision  to be vacated of record.  Landlord
reserves  the  right  (but  not the  obligation)  to  record  this  Lease or any
memorandum of its terms.

54.  MISCELLANEOUS

     (a) All of the  parties  have  participated  fully in the  negotiation  and
preparation  hereof;  and,  accordingly,  this Lease shall not be more  strictly
construed against any one of the parties hereto.

     (b) Neither Landlord nor Tenant shall divulge the contents of this Lease to
any other party except as required by Law.

55.  EXHIBITS

     The following  Exhibits,  which are attached hereto,  are incorporated into
this Lease by reference and constitute a part hereof:


     (a)  Exhibit "A" - Plans

     (b)  Exhibit "B" - Net Rentable Area and Common Area Definitions

     (c)  Exhibit "C" - Rules and Regulations

     (d)  Security Deposit Receipt





<PAGE>


     IN WITNESS  WHEREOF,  the respective  parties have hereunto set their hands
and seals and caused  these  presents to be  executed  by their duly  authorized
officers the date set forth below.

Signed, sealed and delivered in the presence of:

Witness:                             Landlord:
                                     ONE TURNBERRY PLACE ASSOCIATES,
                                     a Florida general partnership

                                     By:
---------------------------                   ---------------------------------

                                     Title:
---------------------------
                                                  -----------------------------
       (as to Landlord)
                                     Date:
                                                  -----------------------------

                                     Tenant:
                                     MEDICAL  MAKEOVER CORP. OF AMERICA,  INC.,
                                     a Florida corporation


                                     By:
---------------------------                   ---------------------------------

                                     Title:
---------------------------                   ---------------------------------
        (as to Tenant)
                                     Date:
                                              -----------------------------





<PAGE>


                                   EXHIBIT "A"

                                      PLANS



<PAGE>


                                   EXHIBIT "B"

     The term "Net Rentable Area",  as used in this Lease,  refers to (i) in the
case of a single  tenancy  floor,  all space measured from the inside surface of
the outer glass or finished  column walls of the Building to the inside  surface
of the opposite  outer glass or finished  column wall,  excluding only the areas
(the "Service  Areas") within the outside walls used for building  stairs,  fire
towers,  elevator shafts,  flues, vents, stacks, pipe shafts and vertical ducts,
but  including  any such areas which are for the specific use of the  particular
tenant  such  as  special  stairs  or  elevators,  and  (ii)  in the  case  of a
multi-tenancy  floor,  all space within the inside surface of the outer glass or
finished  column walls  enclosing the Tenant  occupied  portion of the floor and
measured to the inside surface of the walls  separating  areas leased by or held
for lease to other tenants or from areas devoted to corridors,  elevator foyers,
rest rooms, service areas and other similar facilities of the use of all tenants
on the particular  floor (which  facilities are included in the "Common  Areas")
which are more particularly  described below, but including a proportionate part
of the Common  Areas  located  on such  floor and,  in the cases of both (i) and
(ii),  including  a  proportionate  part  of the  Common  Areas  located  in the
Building.  No  deductions  from  Net  Rentable  Area are  made  for  columns  or
projections necessary to the Building. The Net Rentable Area in the Premises and
in the Building have been  calculated  on the basis of the foregoing  definition
and are  stipulated for all purposes of this Lease to be 1,151 square feet as to
the  Premises,  and  139,179  square  feet as to the  Building,  whether  either
designated square footage should be more or less as a result of minor variations
resulting from actual construction and completion of the Premises for occupancy,
so long as such  work is done  substantially  in  accordance  with the plans for
construction of the Building which are being used as of the date of this Lease.

     "Common Areas" shall mean the following  area (as initially  constructed or
as the same may be enlarged or reduced at any time  hereinafter):  (i) any areas
devoted to lobbies, hallways, elevators,  restrooms, janitorial closets, vending
areas and other  similar  facilities  provided  for the common use or benefit of
tenants generally and/of for the public located in the Building; (ii) within the
exterior walls of the Building used for mechanical rooms, electrical facilities,
telephone closets, building stairs, fire towers, elevator shafts, vents, stacks,
pipe shafts and vertical ducts (but shall not include any such areas  designated
for the  exclusive  use or benefit of the Tenant);  (iii) those  portions of the
Land  which are  provided  and  maintained  for the  common  use and  benefit of
Landlord and tenants of the Building  generally  and  employees and invitees and
licensees of Landlord and such tenants; including without limitation all parking
areas (other than the parking garage) and all streets,  sidewalks and landscaped
areas  comprising  the Land; and (iv) those portions of other property which may
be adjacent to the Building  which areas are  maintained and used for the common
use and benefit of Landlord,  tenants in the Building  generally  and/or  tenant
leasing  portions of the property  adjacent to the Building,  i.e., in the event
there  was an access  drive  which was  located  on the Land and other  property
adjacent to the  Building  over which  Tenant and other  tenants in the Building
were permitted to have access, such area(s) would be considered Common Areas for
purposes of this Lease.


<PAGE>





                                   EXHIBIT "C"

                              RULES AND REGULATIONS

1.   Tenant,  its officers,  agents,  servants and employees  shall not block or
     obstruct any of the entries,  passages,  doors, elevators,  elevator doors,
     hallways or  stairways  of Building or place,  empty or throw any  rubbish,
     litter,  trash or material  of any nature  into such areas,  or permit such
     areas to be used at anytime  except for ingress  and egress of Tenant,  its
     officers,  agents,  servants,  employees,  patrons,  licensees,  customers,
     visitors or invitees.

2.   No sign, door plaque,  advertisement or notice shall be displayed,  painted
     or affixed by Tenant, its officers, agents, servants,  employees,  patrons,
     licensees, customers, visitors or invitees in or on any part of the outside
     or inside of Building,  or Leased Premises without prior written consent of
     Landlord and then only of such color, size,  character,  style and material
     and in such places as shall be approved and  designated by Landlord.  Signs
     on doors and  entrances  to Leased  premises  shall be placed  thereon by a
     contractor designated by Landlord and paid for by Tenant.

3.   Landlord will not be responsible  for lost or stolen  property,  equipment,
     money or any  article  taken  from  Leased  Premises,  Building  or  common
     facilities regardless of how or when loss occurs.

4.   Tenant, its officers,  agents, servants, and employees shall not install or
     operate any refrigerating,  heating or air conditioning  apparatus or carry
     on any  mechanical  operation  or bring into Leased  Premises,  Building or
     common  facilities any  inflammable  fluids or explosives  without  written
     permission of Landlord.

5.   Tenant,  its officers,  agents,  servants or employees shall not use Leased
     Premises,  Building or common  facilities for housing,  lodging or sleeping
     purposes  or for the  cooking  or  preparation  of food  without  the prior
     written consent of Landlord.

6.   No  additional  locks shall be placed on any door in  Building  without the
     prior written  consent of Landlord.  Landlord will furnish two keys to each
     lock on doors in the Leased Premises and Landlord,  upon request of Tenant,
     shall provide additional  duplicate keys at Tenant's expense.  Landlord may
     at all times  keep a pass key to the  Leased  Premises.  All keys  shall be
     returned to Landlord promptly upon termination of this Lease.

7.   Landlord  reserves  the  right to close  Building  at 7:00  P.M.,  subject,
     however,  to Tenant's right to admittance under  regulations  prescribed by
     Landlord,  and to require  that  persons  entering  the  Building  identify
     themselves and establish their right to enter or to leave the Building.

8.   All plate and other  glass now in  Leased  Premises  or  Building  which is
     broken  through  cause  attributable  to  Tenant,  its  officers,   agents,
     servants,  employees,  patrons, licensees,  customers, visitors or invitees
     shall be  replaced  by and at  expense  of Tenant  under the  direction  of
     Landlord.

9.   Tenant shall give Landlord  prompt notice of all accidents to or defects in
     air conditioning  equipment,  plumbing  electric  facilities or any part or
     appurtenance of Leased Premises.



<PAGE>


10.  The plumbing  facilities  shall not be used for any other purpose than that
     for which they are constructed,  and no foreign substance of any kind shall
     be thrown  therein,  and the expense of any breakage,  stoppage,  or damage
     resulting  from a violation of these  provisions  shall be borne by Tenant,
     who  shall,  or  whose  officers,  employees,  agents,  servants,  patrons,
     customers, licensees, visitors or invitees shall have caused it.

11.  All contractors  and/or  technicians  performing work for Tenant within the
     Leased  Premises or Building  shall be  referred to Landlord  for  approval
     before  performing such work.  This shall apply to all work including,  but
     not limited to, installation of telephones, telegraph equipment, electrical
     devices and attachments,  and all  installation  affecting  floors,  walls,
     windows,  doors , ceilings,  equipment or any other physical feature of the
     Building  or Leased  Premises.  None of this  work  shall be done by Tenant
     without Landlord's prior written approval.

12.  Glass panel doors that reflect or admit light into the  passageways or into
     any place in the Building  shall not be covered or obstructed by the Tenant
     and  Tenant  shall  not  permit,  erect  and/or  place  drapes,  furniture,
     fixtures,   shelving,  display  cases  or  tables,  lights  or  signs,  any
     advertising  devices in front of or in  proximity  of interior and exterior
     windows,  glass panels or glass doors providing a view into the interior of
     the Leased  Premises  unless same shall have first been approved in writing
     by Landlord.

13.  No space in the Building  shall,  without the prior written  consent of the
     Landlord,  be used for  manufacturing,  public sales, or for the storage of
     merchandise, or for the sale of merchandise, goods or property of any kind,
     or auction.

14.  Canvassing, soliciting, and peddling in the Building is prohibited and each
     Tenant shall  cooperate to prevent the same. In this respect,  Tenant shall
     promptly report such activities to the building Manager's office.

15.  There  shall  not be used  in any  space,  or in the  public  halls  of the
     Building,  either by any tenant or by jobbers of others, in the delivery or
     receipt of merchandise,  any hand trucks, except those equipped with rubber
     tires and side guards.

16.  Neither Tenant nor any officer, agent, employee, servant, patron, customer,
     visitor,  licensee  or invitee of any tenant  shall go upon the roof of the
     Building without the written consent of the Landlord.

17.  The  Landlord's  janitors  or cleaning  personnel  shall not be hindered by
     Tenant  after  5:30  P.M.,  and such  work may be done at any time when the
     offices are vacant.  The windows,  doors and fixtures may be cleaned at any
     time.  Tenant  shall  provide  adequate  waste  and  rubbish   receptacles,
     cabinets,  bookcases,  map cases, etc.,  necessary to prevent  unreasonable
     hardship to Landlord in  discharging  its  obligations  regarding  cleaning
     service.  In this regard,  Tenant  shall also empty all  glasses,  cups and
     other containers holding any type of liquid whatsoever.

18.  In the event Tenant must dispose of crates, boxes, etc., which will not fit
     into office wastepaper  baskets, it will be the responsibility of Tenant to
     dispose  of same.  In no event  shall  Tenant  set such items in the public
     hallways or other areas of the Building,  excepting  Tenant's own Premises,
     for disposal.



<PAGE>


19.  Tenant will be responsible for any damage to the Leased Premises, including
     carpeting and flooring, as a result of: rust or corrosion of file cabinets;
     roller chairs, metal objects; or, spills of any type of liquid.

20.  If the Premises  demised to any Tenant become  infested  with vermin,  such
     Tenant,  at its sole  cost and  expense,  shall  cause its  premises  to be
     exterminated from time to time, to the satisfaction of Landlord,  and shall
     employ such exterminators therefor as shall be approved by Landlord.

21.  Tenant  shall  not  install  any  antenna  or  aerial  wires,  or  radio or
     television equipment, or any other type of equipment,  inside or outside of
     the Building,  without Landlord's prior approval in writing,  and upon such
     terms and  conditions  as may be  specified  by  Landlord in each and every
     instance.

22.  Landlord  shall have the power to prescribe the weight and position of iron
     safes and  machinery,  and they shall in all cases stand on two-inch  thick
     planks to  distribute  the weight,  and the expense of repairing any damage
     done to the Building by installing  or removing a safe or machinery,  or by
     the same  while on the  premises,  shall be  borne  by  Tenant.  Safes  and
     machinery  shall not be moved into or out of the Building except by persons
     approved  of  and  at  times  fixed  by  the  Superintendent.  No  freight,
     furniture,  packages or bulky matter of any description will be received in
     the  Building,  or carried up or down in the  elevators,  except during the
     hours designated by Landlord,  Tenant agrees that all machines or machinery
     placed  in the  Premises  by Tenant  will be  erected  and  placed so as to
     prevent  any  vibration  or  annoyance  to any other of the  tenants in the
     Building  of which the  premises  are a part,  and it is  agreed  that upon
     written  request of the Landlord,  Tenant will,  within ten (10) days after
     the mailing of such notice,  provide  approved  settings for the absorbing,
     preventing,  or  decreasing  of noise from any or all machines or machinery
     placed in the premises.

23.  Tenant shall not obtain any towel supply or ice service except from persons
     designated  by  Landlord,  nor obtain  drinking  water for  delivery on the
     premises from any source not approved by Landlord.

24.  In case Landlord shall, in the exercise of any right herein granted,  store
     any personal property, belonging to Tenant, Landlord shall have the further
     right to  dispose of such  property  by sale or  otherwise  upon two weeks'
     notice  in  writing  for that  purpose.  If  Landlord  shall  sell any such
     property,  Landlord  shall be entitled to retain from the proceeds  thereof
     the expenses of the sale and cost of storage.

25.  Landlord  shall have the right to prohibit any  advertising by Tenant which
     in  Landlord's  opinion is harmful to the Building,  its  reputation or its
     desirability  as  an  office  Building.   Tenant  shall   discontinue  such
     advertising immediately upon written notification by Landlord.

26.  Tenant,  its  officers,  agents,  servants,  and  employees  shall  not  be
     permitted  to bring  dogs  into the  Leased  Premises,  Building  or common
     facilities  for any reason  other  than to assist  the blind or  physically
     handicapped.

27.  Landlord  reserves the right to modify the foregoing rules and regulations,
     or any of  the  them,  and  to  make  such  other  and  further  rules  and
     regulations  as in its  absolute  judgment may from time to time be needful
     for the reputation,  safety, care and cleanliness of the Building,  and for
     the  preservation  of good order  therein,  and any such other and  further
     rules and  regulations  shall be binding  upon the parties  hereto with the
     same  force  and  effect  as if they had been  inserted  at the time of the
     execution hereof.




<PAGE>








                        RIDER - SECURITY DEPOSIT RECEIPT




Date:
       --------------------------------




     RECEIPT is acknowledged of the sum of:

as security for the faithful  performance of the lease (the "Lease") executed on
, 20 , between ONE TURNBERRY PLACE ASSOCIATES,  as Landlord,  and as Tenant, for
premises located on the floor of ONE TURNBERRY  PLACE,  which deposit is subject
to the terms and conditions set forth in said Lease.



     RECEIVED BY:


ONE TURNBERRY PLACE ASSOCIATES,
a Florida general partnership






BY:
---------------------------
       Owner's Agent


<PAGE>




#20159 v1 5/11/04

--------
1 business

2 One Hundred Fifty and 00/100 Dollars ($150.00)

3 One Hundred Fifty and 00/100 Dollars ($150.00)

4 Notwithstanding the preceding, in no event shall the increase in Tenant's
Operating Payment (excluding insurance, real estate taxes and insurance) for the
second calendar year following the Commencement Date and any subsequent calendar
year exceed three percent (3%) of Tenant's Operating Payment for the preceding
calendar year (excluding insurance, real estate taxes and insurance). Landlord
estimates that Tenant's Operating Payment for calendar year 2004 shall be
Thirteen and 14/100 Dollars ($13.14) per square foot of Net Rentable Area. This
is only an estimate. It is not intended, nor shall it be deemed a cap on
Tenant's Operating Payment for calendar year 2004.

5 In no event shall Tenant perform medical procedures from the Demised Premises.

6 In the event of litigation to enforce any of the terms or provisions of this
Lease, the prevailing party shall be entitled to be reimbursed by the
non-prevailing party for its reasonable attorney fees and court costs. 7 five
(5) business

8 five (5) business

9 Notwithstanding anything herein to the contrary, Landlord, at Landlord's sole
cost and expense, shall perform the following work in the Demised Premises: (i)
re-paint the Demised Premises; (ii) re-carpet the Demised Premises; and (iii)
create an entrance way between the two (2) existing suites.

10 , other than EWR,

11 , other than EWR,

12 , other than EWR